This is what my company does for our clients..

half of my clients in Miami are Foreign Nationals, in todays market ive seen 7-9% depending on some factors but im not a lender, just my experience as a real estate agent

I feel this gives me the flexibility to find the right solution for my client and not just sell what my bank offers.I'll also throw in my 2 cents on common differences I've seen in my career:CDFIs - Because of their subsidized financing structure, they have the ability to be a low cost lender (and sometimes provide grants).

Some of the best opportunities can be found in other regions, particularly in markets known for strong rental performance, stable property values, and tenant demand.

They usually sell for a really attractive price because investment property financing is (obviously) difficult, somewhat limiting the buyer pool to owner-operator small business owners (who in turn are typically great clients, as well).  

I'm from Tampa Florida and I have a few clients that leveraged their portfolio to buy new properties.  

@Josh LansberryIt’s exciting that you’re ready to take action in the Raleigh/Research Triangle market, an area with strong growth potential.

If you're getting started, I'd suggest focusing on single-family homes in growth areas with strong population trends—let me know if you need help finding the right deal!

I use QBO to keep track of my properties and do this for my bookkeeping clients also.

As a retired tax attorney for HNW and UHNW individuals I can tell you that REITs returns are all over the place and we had clients who would make money from the dividend but see their shares decrease in price so it was not reliable.